Estate Agent Fees
Estate agent fees are the largest single cost for most sellers. High-street sole agency fees typically range from 1–1.5% plus VAT (so £3,000–£5,625 plus VAT on a £375,000 sale). Multi-agency arrangements attract higher rates — typically 2–3% plus VAT. Fees are negotiable and only payable on completion (no sale, no fee).
Online and hybrid agents charge fixed fees of £500–£3,000, usually payable upfront or deferred. These can produce significant savings but require more seller involvement. The total cost should be compared on a like-for-like basis including any add-ons for accompanied viewings, floorplans, or premium portal listings.
Conveyancing (Legal) Fees
Your solicitor or licensed conveyancer charges for handling the legal work on your sale. Seller-side conveyancing is simpler than buyer-side (no searches required) and typically costs £750–£1,500 plus disbursements. Disbursements include Land Registry fees (usually £20–£50 for an official copy of the title register) and electronic transfer fees.
If you are selling a leasehold property, expect additional charges for the management information pack (£100–£500+), which must be obtained from the freeholder or managing agent. These fees are not negotiable and can sometimes take several weeks to arrive, so request them early.
Energy Performance Certificate
You are legally required to have a valid EPC (less than 10 years old) before marketing your property. If yours has expired, commission a new one from an accredited domestic energy assessor. Costs range from £50 to £120 depending on location and property size.
Mortgage Early Repayment Charges
If you are on a fixed-rate mortgage deal, your lender may charge an early repayment charge (ERC) for redeeming before the end of the fixed period. ERCs can range from 1–5% of the outstanding balance — potentially thousands of pounds — and apply even when you are selling, not just remortgaging.
Check your mortgage terms carefully before accepting an offer that would require completion before your fixed period ends. Some lenders offer 'porting' — transferring the mortgage to a new property — which avoids the ERC if you are buying onward. Speak to your lender or a mortgage broker before exchanging.
Removal Costs and Miscellaneous
- ▸Professional removal company: £500–£2,500+ depending on volume, distance, and whether packing is included. Book early — availability is limited around school holidays and month-end completions
- ▸Storage: If you are between properties, self-storage costs £50–£300 per month depending on size and location
- ▸Cleaning: End-of-tenancy style cleaning before handover — optional but often requested by buyers. £150–£400 for a typical home
- ▸Post redirection: Royal Mail post redirection costs around £34 for three months
Capital Gains Tax
If the property you are selling is your main home, you will normally qualify for Private Residence Relief (PRR) and pay no Capital Gains Tax on the gain. PRR applies for the entire period the property was your main residence, plus the final 9 months of ownership regardless of occupancy.
CGT applies if you are selling a second home, a buy-to-let property, or a property where PRR only partially applies. The CGT rate on residential property is 18% for basic-rate taxpayers and 24% for higher and additional-rate taxpayers (from April 2024). You must report and pay within 60 days of completion for UK residential property. CGT is calculated on the gain after deducting the original purchase price, improvement costs, and allowable expenses.
Frequently Asked Questions
What is the total cost of selling a house in the UK? For a typical £350,000 sale with a high-street agent (1.5% + VAT), standard conveyancing fees, and no CGT liability, total selling costs run to approximately £8,000–£12,000. Add removal costs, EPC, and any mortgage ERC and the total rises further.
Do I pay stamp duty when I sell? No — Stamp Duty Land Tax is paid by buyers, not sellers. As a seller, you only have a SDLT liability on your onward purchase.
Are estate agent fees tax deductible when selling? Estate agent fees and legal costs are allowable deductions when calculating a Capital Gains Tax liability on a property that is not your main home. They reduce your chargeable gain.
When do I pay estate agent fees? High-street agent fees are due on completion — they are deducted from the completion proceeds by your solicitor before the balance is transferred to you. You do not pay them separately.
What happens if my property does not sell and I incur costs? With a no-sale, no-fee high-street agent, you owe nothing in commission. You may have incurred costs for the EPC (non-refundable) and any pre-marketing works, but you are not liable for agent fees.
Do I need buildings insurance when selling? Yes — you remain responsible for insuring the property until completion. Your buildings insurance should be maintained throughout the marketing and legal process. Inform your insurer once the property is sold.
Key Takeaways
- ✓Estate agent fees are the largest cost — typically 1–1.5% plus VAT for sole agency on a high street
- ✓Check your mortgage terms for early repayment charges before accepting an offer
- ✓Seller-side conveyancing typically costs £750–£1,500 plus disbursements
- ✓Capital Gains Tax applies to second homes and buy-to-let but not to your main residence under Private Residence Relief
- ✓Total selling costs of 3–5% of the sale price is a realistic planning figure for most transactions